Nashville

Zoning check

New permits for rentals the owner doesn't live in are issued only in a short list of districts, mostly mixed-use, office and commercial ones plus downtown.[1] They aren't allowed in AR2A, R, RS or RM zones.[1] Existing permit holders there may renew, but those permits can't be transferred if the property is sold or transferred.[1]

Owner permit

The property owner must get the permit before anyone lists or advertises the rental, and the owner on the application must match the deed.[1, 3] A permit can't be transferred to another person, entity or address, and a change in ownership voids it.[3]

Application papers

Send proof of at least $1 million in liability coverage per occurrence, proof you notified each adjacent owner, and a statement that no HOA, lease or other agreement bars the rental.[3] The checklist also asks for a notarized affidavit and a floor plan.[9] An application expires after 90 days if it isn't completed.[3]

Distance rule

No new permit is issued for a location less than 100 feet from a religious institution, a school or its playground, a park, or a licensed day care center or its playground.[3] The Metro Council can waive this with 21 affirmative votes after a public hearing.[3]

Renewal

A permit expires 365 days after it's issued unless you renew it first.[3] Renewal is $313 plus proof of insurance and of your occupancy tax payments, and the permit isn't renewed until you pay.[2, 10]

Listing and guest rules

Show the permit number on every online listing, or include a legible image of the permit.[3] Guests must stay at least 24 hours and no more than 30 consecutive days, and the renter must be at least 21.[3] Occupancy can't pass twice the number of sleeping rooms plus four, and you can't rent to more than one party at a time.[3]

Local contact

Name a responsible person or business within 25 miles who handles maintenance and safety concerns.[3] That contact must answer calls 24/7 during each rental, and their name and phone number must be posted in the unit.[3]

Safety

Install UL 217 smoke alarms in all sleeping areas, in each story and along the exit path from the sleeping area.[3] Multifamily buildings with three or more dwellings also need a Fire Marshal inspection.[9]

House rules

Don't prepare or serve food to guests, and keep recreational vehicles, buses and trailers off the street and property.[3] Guests must follow Metro's noise and waste rules.[3]

Sales tax

Every rental is subject to the 7% state sales tax and the local sales tax.[5] Davidson County's local rate rose to 2.75% on Feb 1, 2025.[6] Returns and payments are due monthly by the 20th.[5]

Metro occupancy tax

Metro's local occupancy tax is 7%, effective July 1, 2023.[7] The permit holder must collect and remit the room, occupancy and sales taxes, and renewals need proof you paid them.[3] Occupancy tax returns are due by the 20th of each month.[8]

Booking platforms

A marketplace that meets the state's sales threshold collects and remits sales tax as the seller.[5] Since Jan 1, 2021, short-term rental marketplaces also remit the occupancy tax to the state.[5]

No permit

Operating without a permit is a $50 fine for each day of operation.[3] The property then can't get a permit for one year after the city finds it operated without one, or six months if it let a permit lapse.[3] A court finding adds a three-year wait.[3]

Revocation

The city can revoke a permit if it finds three violations of generally applicable Metro laws caused by the rental, after 15 days' written notice.[3] After a revocation, the same property can't get a new permit for one year.[3] You can appeal to the short term rental appeals board.[3]

Complaints

Neighbors can file complaints online or call 615-862-6500.[11] The city tells the permit holder about each complaint.[3] A rental with documented complaints gets no grace period to renew late.[3]

State and local law

Metro's current short term rental ordinance took effect Nov 12, 2024.[12] Tennessee's Short-Term Rental Unit Act lets local governments run a permit process,[13] and HOAs can be more restrictive than Metro.[2]